The project consists of the construction of a 4,309 square foot Marine Safety Center on a public/institutional lot with an existing marine safety facility; therefore, usable open space and recreational facilities are neither proposed nor required for the project. The proposed footprint will be approximately 20 feet south from the northern edge of the existing building which provide opportunity to expand the Fletcher Cove park space westward around the building site.
Structure Development Permit Compliance (SBMC Section 17.63.040.E):
In accordance with SBMC Section 17.63.040.E, if no application for view assessment is filed within 30 days of the original date of notice, all rights to review are waived and the permit shall be approved administratively if the Development Review Permit is approved by City Council. A 30-day notice of Structure Development Permit was sent to all property owners and occupants within 300 feet of the proposed project on October 6, 2024. The deadline to submit a view assessment claim was 5:00pm on November 7, 2024. No view assessment claims were received or filed. Therefore, the SDP will be approved administratively if the DRP and CUP are approved.
Conditional Use Permit Compliance (SBMC Section 17.68.010.F):
General Plan Consistency
The project use, as conditioned, is consistent with the City’s General Plan designation of Public Institutional in the General Plan and intended to provide areas for civic and public safety uses. The proposed Marine Safety Center development is consistent with the objectives of the General Plan as it encourages the development of community serving uses which are vested with special public or social importance such as public safety facilities.
Public Health, Safety or Welfare
The proposed project, as conditioned, will not be detrimental to public health, safety, or welfare, nor will it materially harm properties or improvements in the surrounding area.
The replacement of the existing building is designed to be of a similar size and will serve the same purpose and uses as the current Marine Safety Center. Additionally, the project will not substantially increase the facility's capacity or operational impact.
Applicable Zoning Ordinance Provisions
The proposed project complies with the applicable zoning standards of the Public/Institutional Zone and does not require a variance. The proposed floor area is less than 4% of the maximum allowable floor area. With a proposed height of 24.60 feet, the building remains below the 30-foot height limit set within the Public/Institutional Zone.
Additionally, the building's location adheres to all required setbacks, with the southern boundary set at 18 feet 9 inches, exceeding the minimum 10-foot setback requirement from residentially zoned property.
December 11, 2024
Marine Safety Center DRP/SDP/CUP
Local Coastal Program/Land Use Plan Consistency:
I. Policy 4.7: New Development Drainage and Erosion Control The project, which would replace the existing Marine Safety Center with a new structure that provides for office/administrative space, all-weather storage for vehicles and equipment, water and observation tower, and restroom, locker and shower facilities for employees, as conditioned, will provide adequate drainage and erosion control facilities consistent with Policy 4.7. The development and replacement of the MSC will also provide an opportunity to improve the existing site drainage conditions.
II. Policy 4.20: Existing, Legal Non-Conforming, Coastal Dependent Publicly Owned Facilities
The existing Marine Safety Center is an existing publicly owned, legally non-conforming facility that serves as a coastal-dependent use essential for providing safety services to the public. The current structure is situated within 40 feet of an unnaturally (manufactured) established bluff edge, with its foundation approximately 10 feet 5 inches from the edge.
To the south is a manufactured slope separating a multi-family development from the existing marine safety facility. The proposed Marine Safety Center project has been designed and sited to minimize the need for shoreline protection to the extent feasible and maintain public access to the extent possible. The new Marine Safety Center will reposition the foundation of the project, including the new observation tower, further away from the bluff edge, with the storage garage and offices integrated into the existing manufactured slope to increase public access and usable space to the north where the existing structure is located. By siting the building into the slope to the south, the design would shift the closest foundation of the proposed Marine Safety Center to 13 feet 11 inches from the bluff edge. However, to improve sightlines necessary for essential public safety operations, the new observation tower will cantilever out closer to the bluff edge than the existing structure.
III. Policies 6.1 and 6.3: Scenic Resource Protection and Public Views.
There are three public View Corridors (Corridors 4, 5, and 25) that could potentially be impacted by the proposed project. These View Corridors have been carefully evaluated, and the scenic and visual qualities of the areas have been preserved to the greatest extent feasible with the replacement MSC structure. The project has been sited and designed to fit within the existing Marine Safety Center's footprint and/or within the adjacent unnatural slope, minimizing its impact on these view corridors.
CEQA COMPLIANCE STATEMENT:
The proposed new Marine Safety Center is exempt from CEQA pursuant to Section 15302 of the State CEQA Guidelines in that the proposed new structure will be substantially the same size, purpose, and capacity of the existing Marine Safety facilities.
FISCAL IMPACT: N/A
December 11, 2024
Marine Safety Center DRP/SDP/CUP
OPTIONS:
∙ Approve Staff recommendation adopting Resolution 2024-119. ∙ Approve Staff recommendation subject to additional specific conditions necessary for the City Council to make all required findings for the approval of a DRP, SDP and CUP.
∙ Deny the project if all required findings for the DRP, SDP and CUP cannot be made.
CITY STAFF RECOMMENDATION:
The proposed project meets the minimum zoning requirements under the SBMC, may be found to be consistent with the General Plan and may be found, as conditioned, to meet the discretionary findings required as discussed in this report to approve the DRP, SDP and CUP. Therefore, Staff recommends that the City Council:
1. Conduct the Public Hearing: Open the Public Hearing, Report Council Disclosures, Receive Public Testimony, and Close the Public Hearing.
2. Find the project exempt from the California Environmental Quality Act pursuant to Section 15302 of the State CEQA Guidelines; and
3. If the City Council makes the requisite findings and approves the project, adopt Resolution 2024-119, conditionally approving the construction of a new 4,309 square foot Marine Safety Center and perform associated site improvements located at 111 S. Sierra Avenue, Solana Beach.
4. Authorize the City Manager to submit the application to the Coastal Commission and take any actions necessary to obtain all needed permits. ___________________________
Alyssa Muto, City Manager
Attachments:
1. Resolution 2024-119
2. Marine Safety Center Plans and Story Pole Information RESOLUTION 2024-119
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SOLANA BEACH, CALIFORNIA, CONDITIONALLY
APPROVING A DEVELOPMENT REVIEW PERMIT,
STRUCTURE DEVELOPMENT PERMIT AND CONDITIONAL
USE PERMIT TO CONSTRUCT A 4,309 SQUARE-FOOT
MARINE SAFETY CENTER AND PERFORM ASSOCIATED
SITE IMPROVEMENTS AT 111 S. SIERRA AVENUE, SOLANA
BEACH.
CASE NOS.: DRP 24-014, SDP 24-007, AND CUP 24-003
APN: 298-010-66
WHEREAS, the City of Solana Beach Public Works Department (hereinafter referred to as “Applicant”), has submitted an application for a Development Review Permit (DRP), Structure Development Permit (SDP) and Conditional Use Permit (CUP) pursuant to Title 17 (Zoning) of the Solana Beach Municipal Code (SBMC); and WHEREAS, the Marine Safety Center (MSC) at Fletcher Cove was constructed in or around the 1940s; and
WHEREAS, in May 2017, a Needs Assessment and Feasibility Study for the MSC was presented to the City Council; and
WHEREAS, the Study determined the best course of action was to replace the existing MSC facility; and
WHEREAS, the operational demands for the Marine Safety Center and staff will continue to increase as the population and popularity of Solana Beach continues to grow; and
WHEREAS, currently, several pieces of marine Safety equipment are being stored either outdoor or off-site, and most of the indoor square footage is dedicated to many purposes and conflicting uses; and
WHEREAS, the staff report outlined some of the deficiencies in the current building that will be improved with a new replacement Marine Safety Center facility; and WHEREAS, the following outlines the development process for the MSC improvement Project including key steps and processes taken by the City Council and Staff from October 2018 to November 2024:
• October 2018: The City Council authorized the City Manager to enter into a Professional Services Agreement (PSA) for the preparation of preliminary design plans and permit processing for the MSC Improvement Project.
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• November 2019: Three design options were presented to the City Council, with one preferred alternative selected for further development. • October 2020: An update was presented to the City Council following refinement of the preferred design alternative.
• April 2022: To assess potential view impacts from nearby residences, story poles were installed for the selected design. Site visits were conducted, and photos were taken from residences that submitted comments about possible view impacts. • February 2023: The City Council reviewed public comments regarding view impacts. After receiving public testimony, the Council directed modifications to the design to reduce these impacts.
• November 8, 2023: A new design option was presented, which was intended to minimize view impacts while still ensuring the safety and functionality of the Marine Safety services. Additional public testimony was heard, and the City Council directed Staff to refine the design further to address community concerns. • January 24, 2024: The tower location and height were determined by the lifeguard staff through the use of a portable construction lift. This allowed staff to find the furthest east and lowest elevation at which the beach and surfline would be visible while minimizing the silhouette from the public views from the east. The proposed location also provides a consistent line of sight south of the cove, which MSC staff currently does not have yet need, while maintaining their line of sight to Tide Park.
The revised plans were presented to City Council, who subsequently gave direction to staff to move forward with the formal View Assessment process and story poles for the design presented on January 24, 2024. • October 6, 2024: Story poles were installed and a 30-day notice of the Structure Development Permit was issued. The deadline to submit a view assessment claim was 5:00pm on November 7, 2024. While the City received inquiries from two separate individuals asking questions about the story poles and the view assessment process, no view claims were filed by the deadline.
WHEREAS, the Public Hearing was conducted pursuant to the provisions of Solana Beach Municipal Code Section 17.72.030; and
WHEREAS, at the Public Hearing on December 11, 2024, the City Council received and considered evidence concerning the proposed application; and WHEREAS, the City Council found the application request exempt from the California Environmental Quality Act pursuant to Section 15302 of the State CEQA Guidelines; and WHEREAS, this decision is based upon the evidence presented at the Hearing, and any information the City Council gathered by viewing the site and the area as disclosed Resolution 2024-119
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at the Hearing.
NOW THEREFORE, the City Council of the City of Solana Beach, California, does resolve as follows:
I. That the foregoing recitations are true and correct.
II. That the City Council finds that proposed replacement Marine Safety Center is exempt from CEQA pursuant to Section 15302 of the State CEQA Guidelines. The proposed project would replace the existing Marine Safety Center building with a new structure of substantially the same size, purpose, and capacity.
III. That the request for a DRP, SDP and CUP to construct a 4,309 square-foot replacement Marine Safety Center and perform associated site improvements at 111 S. Sierra Avenue is conditionally approved based upon the following Findings and subject to the following Conditions:
IV. FINDINGS
A. In accordance with Section 17.68.040 (Development Review Permit) of the City of Solana Beach Municipal Code, the City Council finds the following:
I. The proposed project is consistent with the General Plan and all applicable requirements of SBMC Title 17 (Zoning Ordinance), including special regulations, overlay zones and specific plans.
General Plan Consistency: The project, as conditioned, may be found consistent with the City’s General Plan designation of Public Institutional in the General Plan as it is intended to provide areas for civic and public safety uses. The proposed Marine Safety Center development is consistent with the objectives of the General Plan as it encourages the development of community serving uses which are vested with special public or social importance such as public safety facilities.
Specific Plans and Special Overlays: The property is located in the SAOZ, which regulates development in areas of high scenic value to preserve and enhance the scenic resources present within and adjacent to such areas and to assure the exclusion of incompatible uses and structures. The project, as designed for public safety operations typical and necessary for the City’s Marine Safety personnel, complies with the SAOZ development review criteria wherein the proposed development has been designed to the maximum extent feasible, so as to not interfere with or degrade those visual features, natural or manmade, of the site or adjacent sites which contribute to its scenic attractiveness.
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The building characteristics are compatible with the topography, vegetation and color of the natural environment of the designated area and the building and structure placement, does not detract from the visual setting or significantly obstruct significant views of the adjacent areas.
Zoning Ordinance Consistency: SBMC Section 17.32.010 specifies that the PI Zone is intended to provide for civic, public safety, or public utility uses as designated in the Solana Beach General Plan. SBMC Section
17.32.030 outlines property development regulations, which are analyzed below.
Minimum Yards/Setbacks:
Minimum yard dimensions (setbacks) for the PI Zone requires a 20-foot front yard setback, 10-foot interior side yard setback where the property abuts a residentially zoned property and a 0-foot rear yard setback. The proposed project will be constructed entirely within the buildable area of the property. As designed, the project meets all required zoning setbacks.
Maximum Floor Area Ratio:
The maximum allowable floor area shall be 2.0. The existing lot is approximately 55,000 square feet which would allow for up to 110,000 square feet of floor area. The proposed development is 4,309 square feet, which includes an observation area, offices, first aid area, locker rooms, break rooms, garage, storage areas and other spaces to support Marine Safety operations. The proposed project is less than 4% of the maximum allowable floor area for the site.
Maximum Building Height:
The maximum building height for the PI Zone, west of Highway 101, is 30 feet. The maximum height of the proposed project as designed will be 71.9 feet above MSL or 24.60 feet above the existing grade or the certified pad height. As a condition of approval, a height certification will be required, certifying that the Marine Safety Center is in conformance with the proposed design and height approved by City Council.
II. The proposed development complies with the following development review criteria set forth in Solana Beach Municipal Code Section
17.68.040.F:
a. Relationship with Adjacent Land Uses: The development shall be designed in a manner compatible with and complementary to existing development in the immediate vicinity of the project site and the surrounding neighborhood. The development as
proposed shall also be compatible in scale, apparent bulk, and Resolution 2024-119
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Marine Safety Center
massing with such existing development in the surrounding neighborhood. Site planning on or near the perimeter of the development shall give consideration to the protection of surrounding areas from potential adverse effects.
The property is located in the PI Zone. Surrounding properties are also located within the MR, HR and C Zones and are
developed with single- and multi-family residences and
commercial uses each of which are developed with multi-story (two and three story) buildings. The property is located to the west of the intersection of Plaza Street and Sierra Avenue. The proposed two-story project is compatible with the scale, bulk and massing with existing surrounding development and is less than 4% of the maximum allowable floor area.
b. Building and Structure Placement: Buildings and structures shall be sited and designed to minimize adverse impacts on the surrounding properties and designed in a manner which visually and functionally enhance their intended use and complement existing site topography. Multi-family residential buildings shall be sited to avoid crowding and to allow for a functional use of the space between buildings.
The proposed project includes the removal of the existing 2,971 sf of marine safety facilities and the construction of a new twostory marine safety center which includes an observation area, first aid room, locker rooms, offices, garage and storage and other marine safety support areas. The project is located in the buildable area of the property, generally occupied presently by the existing marine safety facility, and is designed to be a maximum 24.60 feet in height as measured from the existing or proposed grade. This is approximately 7.52 feet higher than the existing building height of 17.08. The proposed observation tower is only 4.72 feet higher than the existing MSC building.
The building is proposed to be located on the southern portion of the site. Approximately 592 square feet of the proposed building is located within the same footprint of the existing Marine Safety Center. The remaining portion of the proposed Marine Safety Center is proposed to be developed within the unnatural slope along the southern boundary of the property.
The proposed building is 18 feet 9 inches from the southern property boundary which meets the minimum 10-foot interior side yard setback requirement.
c. Landscaping: The removal of significant native vegetation shall be minimized. Replacement vegetation and landscaping shall be compatible with the vegetation of the surrounding area. To the Resolution 2024-119
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Marine Safety Center
maximum extent practicable, landscaping and plantings shall be used to screen parking areas, storage areas, access roads, and other service uses of the site. Trees and other large plantings shall not obstruct significant views when installed or at maturity.
Drought tolerant plant materials and water conserving irrigation systems shall be incorporated into all landscaping plans.
The project landscaping will comply with the water efficient landscape regulations. Landscaping is limited to planting and hardscape materials that are consistent with the existing low lying planting materials of the existing Fletcher Cove Park and revegetating areas that would be affected by the construction activity. A condition has also been added to require that native or drought-tolerant and non-invasive plant materials and waterconserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.
d. Roads, Pedestrian Walkways, Parking and Storage Areas: Any development involving more than one building or structure shall provide common access roads and pedestrian walkways. Parking and outside storage areas, where permitted, shall be screened from view, to the extent feasible, by existing topography, by the placement of buildings and structures, or by landscaping and plantings.
The proposed Marine Safety Center contains 4 parking spaces within the new garage/storage area. The outside storage area will be screened from a public view within the central courtyard.
No changes to the existing parking stalls or pedestrian walkways are proposed as part of this project.
e. Grading: To the extent feasible, natural topography and scenic features of the site shall be retained and incorporated into the proposed development. Any grading or earth-moving operations in connection with the proposed development shall be planned and executed so as to blend with the existing terrain both on and adjacent to the site. Existing exposed or disturbed slopes shall be landscaped with native or naturalized non-native vegetation and existing erosion problems shall be corrected.
The proposed project will have an aggregate grading quantity of approximately 1,225 cubic yards. Approximately 963 cubic yards of the total grading is for the garage/storage, locker rooms and offices that are proposed to be cut into the unnatural
(manufactured) slope south of the existing Marine Safety Center building. The remaining 262 cubic yards of grading would be for Resolution 2024-119
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Marine Safety Center
the footprint of the proposed Marine Safety Center structure, flatwork and caissons for the project.
f. Lighting: Light fixtures for walkways, parking areas, driveways, and other facilities shall be provided in sufficient number and at proper locations to assure safe and convenient nighttime use.
All light fixtures shall be appropriately shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding areas per SBMC 17.60.060 (Exterior Lighting Regulations).
A condition of project approval requires that all new exterior lighting fixtures comply with the City-Wide Lighting Regulations of the Zoning Ordinance (SBMC 17.60.060). All light fixtures shall be shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding area. However, because this is a public facility and supports essential safety operations, the lighting will be similar to existing condition to support evening and nighttime security needs and safety.
g. Usable Open Space: Recreational facilities proposed within required usable open space shall be located and designed to maintain essential open space values.
The project consists of the construction of a 4,309 square foot Marine Safety Center on a public/institutional lot with an existing marine safety facility; therefore, usable open space and recreational facilities are neither proposed nor required for the project. The proposed footprint will be approximately 20 feet south from the northern edge of the existing building which provide opportunity to expand the Fletcher Cove park space westward around the building site.
III. All required permits and approvals including variances, conditional use permits, comprehensive sign plans, and coastal development permits have been obtained prior to or concurrently with the development review permit.
A Structure Development Permit and Conditional Use Permit are being processed concurrently with the Development Review Permit.
IV. If the development project also requires a permit or approval to be issued by a state or federal agency, the city council may conditionally approve the development review permit upon the Applicant obtaining the required permit or approval from the other agency.
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The Applicant shall obtain approval from the California Coastal Commission prior to issuance of Building or Grading Permits.
B. In accordance with Section 17.63.040.E (Structure Development Permit) of the City of Solana Beach Municipal Code, the City Council finds the following:
In accordance with SBMC Section 17.63.040.E, if no application for view assessment is filed within 30 days of the original date of notice, all rights to review are waived and the permit shall be approved administratively if the Development Review Permit is approved by City Council. A 30- day notice of Structure Development Permit was sent to all property owners and occupants within 300 feet of the proposed project on October 6, 2024. The deadline to submit a view assessment claim was 5:00pm on November 7, 2024. No view assessment claims were received or filed. Therefore, the SDP will be approved administratively if the DRP and CUP are approved.
C. In accordance with Section 17.68.010.F (Conditional Use Permit) of the City of Solana Beach Municipal Code, the City Council finds the following:
I. That the proposed use is in accord with the general plan, the general intent of this title, and the purposes of the zone in which the site is located.
The project use, as conditioned, is consistent with the City’s General Plan designation of Public Institutional in the General Plan and intended to provide areas for civic and public safety uses. The proposed Marine Safety Center development is consistent with the objectives of the General Plan as it encourages the development of community serving uses which are vested with special public or social importance such as public safety facilities.
II. That the proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity.
The proposed project, as conditioned, will not be detrimental to public health, safety, or welfare, nor will it materially harm properties or improvements in the surrounding area. The replacement of the existing building is designed to be of a similar size and will serve the same purpose and uses as the current Marine Safety Center. Additionally, the project will not substantially increase the facility's capacity or operational impact.
III. That the proposed use complies with each of the applicable provisions of the zoning ordinance, unless a variance is granted pursuant to SBMC
17.68.020.
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The proposed project complies with the applicable zoning standards of the Public/Institutional Zone and does not require a variance. The proposed floor area is less than 4% of the maximum allowable floor area.
With a proposed height of 24.60 feet, the building remains below the 30- foot height limit set within the Public/Institutional Zone. Additionally, the building's location adheres to all required setbacks, with the southern boundary set at 18 feet 9 inches, exceeding the minimum 10-foot setback requirement from residentially zoned property.
D. The City Council finds that the proposed project is consistent with the following City’s Local Coastal Program/Land Use Plan Programs:
I. Policy 4.7: New development shall provide adequate drainage and erosion control facilities that convey site drainage in a non-erosive manner in order to minimize hazards resulting from increased runoff, erosion, and other hydrologic impacts to streams.
The project, which would replace the existing Marine Safety Facility with a new structure that provides for office/administrative space, all-weather storage for vehicles and equipment, water and observation tower, and restroom, locker and shower facilities for employees, as conditioned, will provide adequate drainage and erosion control facilities consistent with Policy 4.7. The development and replacement of the MSC will also provide an opportunity to improve the existing site drainage conditions.
II. Policy 4.20: Existing, legal non-conforming publicly owned facilities that are coastal dependent uses such as public access improvements and lifeguard facilities located within 40 feet of the edge of the bluff edge, may be maintained, repaired and/or replaced as determined necessary by the City. Any such repair or replacement of existing public facilities shall be designed and sited to avoid the need for shoreline protection to the extent feasible.
The existing Marine Safety Center is a publicly owned, legally nonconforming facility that serves as a coastal-dependent use essential for providing safety services to the public. The current structure is situated within 40 feet of an unnaturally established bluff edge, with its foundation approximately 10 feet 5 inches from the edge. The proposed Marine Safety Center project has been designed and sited to minimize the need for shoreline protection to the extent feasible. The new Marine Safety Center will reposition the foundation of the project, including the new observation tower, further away from the bluff edge. The closest foundation of the proposed Marine Safety Center will be 13 feet 11 inches from the bluff edge. However, the new observation tower will cantilever out closer to the bluff edge than the existing structure, improving sightlines for public safety operations.
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III. Policy 6.1: The City of Solana Beach contains scenic resources of local, regional and national importance. The scenic and visual qualities of these areas shall be protected and where feasible enhanced.
There are three public View Corridors (Corridors 4, 5, and 25) that could potentially be impacted by the proposed project. These View Corridors have been carefully evaluated, and the scenic and visual qualities of the areas have been preserved to the greatest extent feasible. The project has been sited and designed to fit within the existing Marine Safety Center's footprint and/or within the adjacent unnatural slope, minimizing its impact on these view corridors.
IV. Policy 6.3: Public views to the beach, lagoons, and along the shoreline as well as to other scenic resources from major public viewpoints, as identified in Exhibit 6-1 shall be protected. Development that may affect an existing or potential public view shall be designed and sited in a manner so as to preserve or enhance designated view opportunities.
Street trees and vegetation shall be chosen and sited so as not to block views upon maturity.
There are three public View Corridors (Corridors 4, 5, and 25) that could potentially be impacted by the proposed project. These View Corridors have been carefully evaluated, and the scenic and visual qualities of the areas have been preserved to the greatest extent feasible. The project has been sited and designed to fit within the existing Marine Safety Center's footprint and/or within the adjacent unnatural slope, minimizing its impact on these view corridors
V. CONDITIONS:
Prior to use or development of the property in reliance on this permit, the Applicant shall provide for and adhere to the following conditions:
A. Community Development Department Conditions:
I. The Building Permit plans must be in substantial conformance with the architectural plans presented to the City Council on December 11, 2024.
II. Prior to requesting a framing inspection, a height certification, signed by a licensed land surveyor, certifying that the building envelope is in conformance with City Council approval on December 11, 2024, and that the maximum height of the proposed addition will not exceed
24.60 feet above the existing grade (or 71.90 feet above MSL).
III. Any proposed onsite fences, walls and retaining walls and any Resolution 2024-119
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proposed railing located on top, or any combination thereof, shall comply with applicable regulations of SBMC Section 17.20.040 and
17.60.070 (Fences and Walls).
IV. The Applicant shall obtain required California Coastal Commission (CCC) approval of a Coastal Development Permit, Waiver or Exemption as determined necessary by the CCC, prior to the issuance of a grading or building permit.
V. Native or drought tolerant and non-invasive plant materials and water conserving irrigation systems shall be incorporated into any proposed landscaping and compatible with the surrounding area to the extent feasible.
VI. The Applicant shall provide a full Landscape Documentation Package in compliance with SBMC Chapter 17.56 prior to Building Permit issuance. The landscape plan and installation will be reviewed and inspected by the City’s third-party landscape professional.
VII. All new exterior lighting fixtures shall be in conformance with the Citywide lighting regulations of the Zoning Ordinance (SBMC 17.60.060).
All light fixtures shall be appropriately shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding area.
VIII. During the construction of the new MSC it is acknowledged that it will be necessary to install temporary facilities for on-going Marine Safety staff, operations and equipment storage. Any temporary structures for operations, storage and/or construction shall be subject to review separately as construction methods and staging areas are determined. A Temporary Use Permit shall be processed consistent with the City’s Temporary Use Provisions in the SBMC for said temporary structures.
B. Fire Department Conditions:
I. CONSTRUCTION MATERIALS: Prior to delivery of combustible building construction materials to the project site, all the following conditions shall be completed to the satisfaction of the Solana Beach Fire Department:
1. All wet and dry utilities shall be installed and approved by the appropriate inspecting department or agency.
2. Water supply for fire protection (fire hydrants and standpipes) shall be installed, in service and accepted by the Fire Department and applicable water district.
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II. FIRE HYDRANTS AND FIRE FLOWS: The Applicant shall provide fire hydrants of a type, number, and location satisfactory to the Solana Beach Fire Department. A letter from the water agency serving the area shall be provided that states the required fire flow is available. Residential fire hydrants shall have one (1) 4” inch NST outlet, and one (1) 2 ½” inch NST outlets per the Solana Beach Municipal Code Title 15 Building and Construction Chapter 15.32 Fire Code Section 507.5.1 to 507.5.1.02.
III. ADDRESS NUMBERS: STREET NUMBERS: Approved numbers
and/or addresses shall be placed on all new and existing buildings and at appropriate additional locations as to be plainly visible and legible from the street or roadway fronting the property from either direction of approach. Said numbers shall contrast with their background and shall meet the following minimum standards as to size: 4” high with a ½” inch stroke width for residential buildings.
Additional numbers shall be required where deemed necessary by the Fire Marshal, such as rear access doors, building corners, and entrances to commercial centers per the 2022 California Fire Code Chapter 5 Section 505.1.
IV. AUTOMATIC FIRE SPRINKLER SYSTEM: Structures shall be protected by an automatic fire sprinkler system designed and installed. Plans for the automatic fire sprinkler system shall be submitted as Deferred Submittal and approved by the Solana Beach Fire Department prior to installation per the Solana Beach Municipal Code Title 15 Building and Construction Chapter 15.32.
V. CLASS “A” ROOF: All structures shall be provided with a Class “A” Roof covering to the satisfaction of the Solana Beach Fire Department and per the 2022 California Building Code Chapter 15 Section 1505.
VI. SOLAR PHOTOVOLTAIC INSTALLATIONS (Solar Panels): Solar Photovoltaic systems shall be installed per Solana Beach Fire Department requirements and per the 2022 California Fire Code Chapter 12 Section 1204.
C. Engineering Department Conditions:
I. Prior to the completion of the final building inspection, all requirements of DRP/SDP/CUP shall be implemented to the satisfaction of the City Engineer.
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II. Construction fencing shall be located along the perimeter of the construction site to separate the construction activities from the public use of the park to the satisfaction of the City Engineer.
III. A Construction level Grading Plan shall be required in accordance with Chapter 15.40 of the Solana Beach Municipal Code. The construction grading plan shall include, but not be limited to, the following:
a. A grading plan prepared by a Registered Civil Engineer and approved by the City Engineer shall be prepared. On-site grading design and construction shall be in accordance with Chapter 15.40 of the Solana Beach Municipal Code.
b. A Geotechnical Report prepared by a Registered Geotechnical Engineer and approved by the City Engineer shall be required.
All necessary measures shall be taken and implemented to assure slope stability, erosion control and soil integrity. The grading plan shall incorporate all recommendations contained in the soils report.
c. A Drainage Report prepared by a Registered Civil Engineer shall be required. This report shall address the design for onsite and off-site drainage improvements. No drainage run-off shall be discharged over the Coastal Bluff and appropriate post construction Best Management Practices shall be implemented to the Satisfaction of the City Engineer. The site drainage design and discharge methods shall duplicate the existing conditions to the maximum extent feasible. All
recommendations of this report shall be incorporated into the Grading Plan.
d. Adjacent properties shall be protected during construction. e. A haul permit for import / export of soil shall be required. All excavated material shall be transported to a legal disposal site. f. A certification from the Engineer of Record and the Soils Engineer that all public or private drainage facilities and finished grades are functioning and are installed in accordance with the approved plans shall be provided to the City Engineer. This shall be accomplished by the Engineer of Record incorporating as-built conditions on the Mylar grading plans and obtaining signatures of the Engineer of Record and the Soils Engineer certifying the as-built conditions.
Resolution 2024-119
DRP24-014, SDP 24-007, CUP 24-003
Marine Safety Center
g. An Erosion Prevention and Sediment Control Plan shall be prepared. Best management practices shall be developed and implemented to manage storm water and non-storm water
discharges from the site at all times during excavation and grading activities. Erosion prevention shall be emphasized as the most important measure for keeping sediment on site during excavation and grading activities. Sediment controls shall be used as a supplement to erosion prevention for keeping
sediment on site.
h. All proposed on-site drainage facilities intended to discharge water run-off shall be shown. Elements of this design shall include a hydrologic and hydraulic analysis verifying the adequacy of the facilities. The construction of drainage structures shall comply with the standards set forth by the San Diego Regional Standard Drawings.
i. Post Construction Best Management Practices meeting City and RWQCB Order No. R9-2013-001 requirements shall be
implemented in the drainage design.
j. Prior to obtaining a building permit, a building pad certification statement shall be provided by a soils engineer and a Civil engineer or land surveyor licensed in Land Surveying per SBMC 15.40.230E.
D. City Council Conditions:
IV. Authorize the City Manager to submit the application to the Coastal Commission and take any and all actions necessary to obtain necessary permits and authorizations for the implementation of this project, including regulatory permits, engineering design documents, and potential funding opportunities. The City Manager shall bring frequent updates to public hearings to inform the Council and the public on the progress of the project.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Solana Beach, California, held on the 11th day of December, 2024, by the following vote:
AYES: Councilmembers –
NOES: Councilmembers –
ABSENT: Councilmembers –
ABSTAIN: Councilmembers –
______________________________
LESA HEEBNER, Mayor
Resolution 2024-119
DRP24-014, SDP 24-007, CUP 24-003
Marine Safety Center
APPROVED AS TO FORM: ATTEST:
______________________________ ______________________________ JOHANNA N. CANLAS, City Attorney ANGELA IVEY, City Clerk UP
50 18' - 9"
230' - 6"
Lifeguard and Public
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with deck and guardrail
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San Diego, California 92110 s
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Q:\7.0 Project Files\1823 Solana Beach Marine Safety Center\7.06 Drawings\Solana Beach Safety Center (2024).rvt City of Solana Beach Safety CenterFletcher Covesite plan A114
Project Number
01/24/23
1/16" = 1'-0"
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break room / kitchen
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locker room
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locker room
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storage
275 SF
public entry
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first aid
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restroom
82 SF
hall
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domusstudio architecture
City of Solana Beach Safety Center
2024-10-07 3/16" = 1'-0"
1 First Floor
SBMSC room schedule
Room Name Area
public entry 275 SF
first aid 125 SF
restroom 77 SF
hall 82 SF
break room / kitchen 511 SF
locker room 120 SF
locker room 120 SF
storage 64 SF
garage 1,436 SF
observation 109 SF
open office 303 SF
meeting room 218 SF
IT 25 SF
captains office 123 SF
office 125 SF
mezzanine storage 594 SF
Grand total: 16 4,309 SF
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d
2800 Third Avenue
San Diego, California 92110 s
Team
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Project No.
Drawing No. omus t u
diorch itec ture
Proprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture. © COPYRIGHT 30% DD Package 27 Oct 2021
Q:\7.0 Project Files\1823 Solana Beach Marine Safety Center\7.06 Drawings\Solana Beach Safety Center (2024).rvt City of Solana Beach Safety CenterFletcher Coveobservation tower sight lines A117
Project Number
02/28/23
1/16" = 1'-0"
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(18) 71.9'
(31) 69.1'
(1) 63.5'
(32) 68.9'
(33) 68.4'
existing Marine
Safety Center Proposed preliminary design for the Lifeguard Station.
For additional information, please scan the QR code or
Call (858) 720-2470.
concept rendering
story pole and string locations
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(16) 66.3'
(25) 67.1'
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Call (858) 720-2470.
For additional information, please scan the QR code or
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(22) 68.0
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(19) 71.9
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(17) 65.4
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(11) 61.5
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(6) 61.5
(5) 61.5
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(7) 63.5
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(20) 71.9
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(2.1) 60.0
(3.1) 61.5
(3.2) 60.0
(7.1) 61.5
(7.2) 60.0
(23.1) 61.5
d
2800 Third Avenue
San Diego, California 92110
s
Team
a
Project No.
Drawing No.
omus t udio r c hitect ure
Proprietary design: These drawings and design are protected by common law copyright. All patentable material contained herein and originating with domusstudio architecture shall be property of domusstudio architecture. © COPYRIGHT story pole 26 Sept 2024
Q:\7.0 Project Files\1823 Solana Beach Marine Safety Center\7.06 Drawings\Solana Beach Safety Center (2024).rvt City of Solana Beach Safety CenterFletcher CoveStory Pole Plan 14 Project Number
02/05/24
1/4" = 1'-0" 1
Story Pole Plan Wall and Railing
Story Pole Table
SP#
BASE
ELEV
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LENGTH DESCRIPTION
1 47.15 63.50 16.35 top of glass guardrail
1.1 47.15 60.00 12.85 cantilevered deck
2 47.79 63.50 15.71 top of glass guardrail
2.1 47.79 60.00 12.21 cantilevered deck
3 61.50 63.50 2.00 top of glass guardrail
3.1 61.50 61.50 0.00 cantilevered deck
3.2 61.50 60.00 -1.50 top of glass guardrail
4 64.04 61.50 -2.54 top of glass guardrail
5 62.50 61.50 -1.00 top of glass guardrail
6 48.84 61.50 12.66 top of glass guardrail
7 48.22 63.50 15.28 top of glass guardrail
7.1 48.22 61.50 13.28 top of glass guardrail
7.2 48.22 60.00 11.78 cantilevered deck
8 58.60 61.50 2.90 top of glass guardrail
9 59.10 61.50 2.40 top of glass guardrail
10 48.51 61.50 12.99 top of glass guardrail
11 59.44 61.50 2.06 top of glass guardrail
12 48.46 61.50 13.04 top of glass guardrail
13 61.27 61.50 0.23 top of glass guardrail
14 61.73 71.90 10.17 edge of roof overhang
15 48.37 67.40 19.04 edge of roof overhang
16 49.16 66.30 17.14 edge of roof overhang
17 49.98 65.50 15.52 edge of roof overhang
18 67.51 71.90 4.39 edge of roof overhang
19 67.32 71.90 4.58 wall line at roof
20 67.09 71.90 4.81 wall line at roof
21 63.28 71.90 8.62 wall line at roof
22 48.48 68.00 19.52 wall line at roof
23 48.53 67.10 18.57 wall line at roof
23.1 48.53 61.50 12.97 top of glass guardrail
24 52.60 67.10 14.50 wall line at roof
25 50.52 67.10 16.58 wall line at roof
26 47.11 69.00 21.89 wall line at roof
27 62.38 68.90 6.52 wall line at roof
28 63.87 68.50 4.63 wall line at roof
29 47.61 68.60 20.99 wall line at roof
30 47.74 68.40 20.66 edge of roof overhang
31 47.11 69.10 21.99 edge of roof overhang
32 61.72 68.90 7.18 edge of roof overhang
33 63.01 68.40 5.39 edge of roof overhang
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CITY OF SOLANA BEACH
635 SOUTH HIGHWAY 101 • SOLANA BEACH• CALIFORNIA 92075 • (858) 720-2400 • FAX (858) 755-1782
STORY POLE HEIGHT CERTIFICATION
Date: SEPr 2le ZD2.f
'
Assessor's Parcel No.:
Site Address:
Owner's Name:
zcra-010 - Coro
t 1 I S. St£RRA AVE.
CIT'( af 5oLANA B€tcH
This is to certify that on :£.P1i:Mf2ER 2Co, Z02'{- the story poles located on the above referenced site were surveyed by the undersigned, and found to be in conformance with the attached story pole plot plan. In addition, the following measurements were found:
Highest point of the story poles: ; _7...._ l,j_o_' _ (M.S.L.)* 5P.:#" 2.l Pre-existing grade:
I
__ (o3, ----=ZB _ _ (M.S.L.)*
Finish,ed grade elevation: _lf 1 .......... . 3 _ _ (M.S.L.)* Finished fl.oor elevation: _____ (M.S.L.)*
TOT AL MAXIMUM HEIGHT: 2.Lj u;O
1 PLEASE NOTE: The story poles must show and include the total height must include roofing materials. At framing inspection, a Height Certification will be required which must be in exact conformance with the maximum height shown on Story Pole Height Certification.
For additional informatron, please contact me at 7{,pO • 2'2-L{ ,. 7ltt53 (ph ~~ Seal of Registration:
*Mean Sea Level (MSL) - all measurements must utilize an established ben ge over the course of the project. 01'1 ~ n ~ ~ToR,v... OP.A, N ~fo 1,-J I .
_ EL€> . :: So. 82 •
January 2019 Page 21 of 25
C-STORY POLES, INC.
Chris Collins PLS 8591 Solana Beach Marine Safety Center POB 230972 Encinitas, CA 92023 Fletch Cove, Solana Beach {760) 224-7653 [email protected] W.O. CSP 22-1632 9/29/2024
CC, SM, RM
* "T" T-post, "B" Bucket, "R" Roof, "FS" Finished Surface SP# BASE ELEV PLAN ELEV C/F LENGTH DESCRIPTION *
1* 47.15 63.50 F - 16.35 UPR T
47.15 60.00 F - 12.85 LWR
2* 47.79 63.50 F - 15.71 UPR T
47.79 60.00 F - 12.21 LWR
3** 61.50 63.50 F- 2.00 UPR R
61.50 61.50 F - 0.00 MID
61.50 60.00 C- -1.50 LWR
4 64.04 61.50 c- -2.54 R
5 62.50 61.50 C- -1.00 R
6 48.84 61.50 F - 12.66 B@ EVE
7* * 48.22 63.50 F - 15.28 UPR T@ BENCH
48.22 "61.50 F - 13.28 MID
48.22 60.00 F - 11.78 LWR
8 58.60 61.50 F - 2.90 R
9 59.10 61.50 F - 2.40 R
10 48.51 61.50 F - 12.99 ATT @ WALL TO WOOD
11 59.44 61.50 F - 2.06 R
12 48.46 61.50 F - 13.04 T/B
13 61.27 61.50 F - 0.23 T/B
14 61.73 71.90 F - 10.17 T
15 48.37 67.40 F - 19.04 T
16 49.16 66.30 F - 17.14 B@ EVE
17 49.98 65.50 F - 15.52 T
18 67.51 71.90 F - 4.39 T
19 67.32 71.90 F - 4.58 T
20 67.09 71.90 F- 4.81 T
21 63.28 71.90 F - 8.62 T
22 48.48 68.00 F- 19.52 B@WALLO/S
23* 48.53 67.10 F - 18.57 UPR B@WALL 0/5
48.53 61.50 F - 12.97 LWR
VERTICAL BENCHMARK
STORM DRAIN CLEANOUT IN PARKING CIRCLE = 50.82
C-STORY POLES, INC.
Chris Collins PLS 8591 Solana Beach Marine Safety Center POB 230972 Encinitas, CA 92023 Fletch Cove, Solana Beach {760) 224-7653 [email protected] W.O. CSP 22-1632 9/29/2024
CC, SM, RM
* "T" T-post, "B" Bucket, "R" Roof, "FS" Finished Surface SP# BASE ELEV PLAN ELEV C/F LENGTH DESCRIPTION *
24 52.60 67.10 F - 14.50 T
25 50.52 67.10 F - 16.58 T
26 47.11 69.00 F - 21.89 T
27 62.38 68.90 F - 6.52 R
28 63.87 68.50 F - 4.63 R
29 47.61 68.60 F - 20.99 T
30 47.74 68.40 F - 20.66 T
31 47.11 69.10 F - 21.99 T
32 61.72 68.90 F - 7.18 R
33 63.01 68.40 F - 5.39 R
Proposed Marine Safety Center
Overlay of proposed Marine
Safety center with existing
structure and story poles
Existing Marine Safety center
and story poles viewed from
park
--,
SE
Proposed Marine Safety Center
Overlay of proposed Marine
Safety center with existing
structure and story poles
Existing Marine Safety center
and story poles viewed from
parking lot
>
r
SE
•
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